1321 Mcclelland Ave · East Point, GA 30344

$205,000

1 bd · 1.0 ba · 713 sqft · SingleFamily public records · 46 Days on market

Built 1930 6,882 sqft lot $288/sqft · at area comps Est $321k · 36% under

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +5.5/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller! Turnkey opportunity with secured rental income, approved for Section 8 at $1,900 per month for 12 months. Welcome to this charming, fully renovated 4-bedroom, 1-bath cottage ideally located near Tyler Perry Studios. Whether you're looking for a solid investment or a move-in ready starter home, this property offers both comfort and flexibility. The home features a bright, open-concept layout with a modern kitchen highlighted by a skylight, allowing natural light to fill the space. French doors lead to the backyard, creating an easy indoor-outdoor flow. Recent upgrades include new windows and a tankless water heater for added efficiency and convenience. Situated in a no-HOA community, the property allows for short-term and long-term rental options, including Airbnb, making it an excellent income-producing opportunity. A rare chance to own a cash-flowing property in a rapidly growing area, ideal for investors or homeowners seeking long-term value. No Seller Financing Accepted. No Creative Financing Accepted. Home Warranty available to Buyer at Closing.

Key facts

• Indoor-outdoor flow
• Modern kitchen
• Skylight

Tags

• FULLY RENOVATED COTTAGE
• MODERN KITCHEN
• SKYLIGHT
• INDOOR-OUTDOOR FLOW
• NEW WINDOWS
• TANKLESS WATER HEATER

🏷️ Possibly a rental listed for sale. The $205,000 price doesn't fit this home's estimated sale value (~$320,781) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (38.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (44.8% below list).
• Recommended offer: $113k (44.8% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 5.1% in East Point — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 72/100 on livability (#72 in GA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.4%/yr); 283 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $68k; list at $205k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,198 (44.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.55% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.21%
• DSCR: 0.59
• GRM: 15.1

CMA / ARV

• ARV (median comp): $320,781
• List price: $205,000
• Delta: -36.09%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -34.4%
• Equity multiple: -0.10×
• Total profit: $-63,151
• Equity at exit: $30,566

10-year hold

• IRR: -54.9%
• Equity multiple: -0.72×
• Total profit: $-98,584
• Equity at exit: $17,725

Cash invested: $57,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30344

• Home prices YoY: -31.0%
• Rents YoY: 1.4%
• Active inventory: 283
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $1,132 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-440

Break-even live

Break-even rent $1,689

Max offer price $127,200

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2541 Jewel St Unit B East Point, GA	1.0	1.0	600	$1,000	$1.67	43d	1	0.99mi
1745 Buckeye St SW Unit A Atlanta, GA	1.0	1.0	500	$850	$1.70	7d	1	1.01mi
1026 Deckner Ave SW Unit TINY Atlanta, GA	—	1.0	400	$1,150	$2.88	18d	1	1.17mi
1975 Alison Ct SW Atlanta, GA	1.0	1.0	548	$975	$1.78	24d	4	1.23mi
1870 Myrtle Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	900	$1,050	$1.17	22d	26	1.33mi
1782 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	24d	1	1.33mi
1780 Cahoon St SW Atlanta, GA	2.0	1.0	700	$1,100	$1.57	24d	1	1.34mi
2718 Miles Cir Unit 1 Atlanta, GA	2.0	1.0	750	$1,300	$1.73	15d	1	1.35mi
2637 Lester St Atlanta, GA	2.0	1.0	750	$1,300	$1.73	19d	1	1.38mi
1901 Myrtle Dr SW Atlanta, GA	1.0	1.0	698	$1,185	$1.70	24d	1	1.38mi
1255 Pine Ave Unit 2 East Point, GA	2.0	1.0	700	$1,400	$2.00	43d	1	1.40mi
2611 Springdale Rd SW Atlanta, GA	1.0	1.0	546	$1,071	$1.96	24d	1	1.44mi

Listing history 50 events

1. 2026-06-01
   days on market $205,000 Active 46 DOM
2. 2026-05-31
   days on market $205,000 Active 45 DOM
3. 2026-04-16
   listed $205,000 New 1083-char remark

   Show marketing remark (1083 chars)

   Motivated seller! Turnkey opportunity with secured rental income, approved for Section 8 at $1,900 per month for 12 months. Welcome to this charming, fully renovated 4-bedroom, 1-bath cottage ideally located near Tyler Perry Studios. Whether you're looking for a solid investment or a move-in ready starter home, this property offers both comfort and flexibility. The home features a bright, open-concept layout with a modern kitchen highlighted by a skylight, allowing natural light to fill the space. French doors lead to the backyard, creating an easy indoor-outdoor flow. Recent upgrades include new windows and a tankless water heater for added efficiency and convenience. Situated in a no-HOA community, the property allows for short-term and long-term rental options, including Airbnb, making it an excellent income-producing opportunity. A rare chance to own a cash-flowing property in a rapidly growing area, ideal for investors or homeowners seeking long-term value. No Seller Financing Accepted. No Creative Financing Accepted. Home Warranty available to Buyer at Closing.

4. 2026-04-16
   listed $205,000 Active 1083-char remark

   Show marketing remark (1083 chars)

   Motivated seller! Turnkey opportunity with secured rental income, approved for Section 8 at $1,900 per month for 12 months. Welcome to this charming, fully renovated 4-bedroom, 1-bath cottage ideally located near Tyler Perry Studios. Whether you're looking for a solid investment or a move-in ready starter home, this property offers both comfort and flexibility. The home features a bright, open-concept layout with a modern kitchen highlighted by a skylight, allowing natural light to fill the space. French doors lead to the backyard, creating an easy indoor-outdoor flow. Recent upgrades include new windows and a tankless water heater for added efficiency and convenience. Situated in a no-HOA community, the property allows for short-term and long-term rental options, including Airbnb, making it an excellent income-producing opportunity. A rare chance to own a cash-flowing property in a rapidly growing area, ideal for investors or homeowners seeking long-term value. No Seller Financing Accepted. No Creative Financing Accepted. Home Warranty available to Buyer at Closing.

5. 2026-03-26
   historical
6. 2025-11-17
   price $205,000
7. 2025-07-30
   status Back On Market
8. 2025-07-29
   historical
9. 2025-06-30
   listed $204,409 New
10. 2025-06-30
    historical
11. 2025-06-30
    historical
12. 2025-04-01
    status Back On Market
13. 2025-04-01
    status Active
14. 2025-03-20
    status Under Contract
15. 2025-03-20
    status Pending
16. 2025-02-04
    status Price Change
17. 2025-02-04
    price $227,121
18. 2025-02-04
    status Active
19. 2025-02-04
    price $227,121
20. 2025-01-31
    historical
21. 2025-01-31
    historical
22. 2024-12-23
    price $239,075
23. 2024-12-23
    price $239,075
24. 2024-12-12
    historical
25. 2024-12-10
    listed $251,655 Active
26. 2024-12-10
    listed $251,655 New
27. 2024-11-08
    price $251,655
28. 2024-08-21
    listed $264,900 New
29. 2024-08-16
    historical
30. 2024-02-23
    listed $250,000 Active
31. 2023-12-27
    historical
32. 2023-08-04
    price $279,000
33. 2023-07-13
    listed $270,000 New
34. 2023-04-27
    historical
35. 2023-04-11
    listed $249,000 New
36. 2023-01-23
    historical
37. 2023-01-10
    price $269,000
38. 2022-08-17
    listed $275,000 New
39. 2019-09-01
    historical
40. 2019-05-17
    listed $139,900 New
41. 2019-01-01
    historical
42. 2018-12-17
    soldstatus $67,500
43. 2018-11-29
    price $119,900
44. 2018-11-22
    price $122,900
45. 2018-11-16
    price $124,900
46. 2018-11-02
    price $127,900
47. 2018-11-01
    status Back on Market
48. 2018-09-14
    status Under Contract
49. 2018-09-07
    price $115,000
50. 2018-08-24
    price $119,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,091 · $174/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,584
• − Mortgage interest: −$11,483
• − Property taxes: −$2,091
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$5,964
• Taxable loss: −$9,152
• Est. tax savings @ 24.0%: +$2,196
• After-tax cash flow: $-3,088/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — East Point

• Score: 72/100
• State rank: #72
• US rank: #6314

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Point, GA
• County: Fulton County · 1,094,430 people
• City population: 35,456
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,456
• Household income: $68,380
• Rent vs Own: 56.9% rent · 43.1% own
• Severe rent burden: 2226.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (74%)
• Race & ethnicity: Black 74% White 11% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Italian 1% Swiss 1% Russian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.15%
• Current HPI: 251.7916
• Rent YoY: ▲ 1.35%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+853.5% since first listed

63 events — show timeline

• 2026-04-16 Listed $205,000 FMLS
• 2026-04-16 Listed $205,000 GAMLS
• 2026-03-26 Listing Removed — GAMLS
• 2025-11-17 Price Changed $205,000 GAMLS
• 2025-07-30 Relisted — GAMLS
• 2025-07-29 Listing Removed — GAMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-06-30 Listed $204,409 GAMLS
• 2025-04-01 Relisted — GAMLS
• 2025-04-01 Relisted — FMLS
• 2025-03-20 Pending — GAMLS
• 2025-03-20 Pending — FMLS
• 2025-02-04 Relisted — GAMLS
• 2025-02-04 Price Changed $227,121 GAMLS
• 2025-02-04 Relisted — FMLS
• 2025-02-04 Price Changed $227,121 FMLS
• 2025-01-31 Listing Removed — GAMLS
• 2025-01-31 Listing Removed — FMLS
• 2024-12-23 Price Changed $239,075 GAMLS
• 2024-12-23 Price Changed $239,075 FMLS
• 2024-12-12 Listing Removed — GAMLS
• 2024-12-10 Listed $251,655 GAMLS
• 2024-12-10 Listed $251,655 FMLS
• 2024-11-08 Price Changed $251,655 GAMLS
• 2024-08-21 Listed $264,900 GAMLS
• 2024-08-16 Listing Removed — FMLS
• 2024-02-23 Listed $250,000 FMLS
• 2023-12-27 Listing Removed — GAMLS
• 2023-08-04 Price Changed $279,000 GAMLS
• 2023-07-13 Listed $270,000 GAMLS
• 2023-04-27 Listing Removed — GAMLS
• 2023-04-11 Listed $249,000 GAMLS
• 2023-01-23 Listing Removed — GAMLS
• 2023-01-10 Price Changed $269,000 GAMLS
• 2022-08-17 Listed $275,000 GAMLS
• 2019-09-01 Listing Removed — GAMLS
• 2019-05-17 Listed $139,900 GAMLS
• 2019-01-01 Listing Removed — GAMLS
• 2018-12-17 Sold (Public Records) $67,500 Public Records
• 2018-11-29 Price Changed $119,900 GAMLS
• 2018-11-22 Price Changed $122,900 GAMLS
• 2018-11-16 Price Changed $124,900 GAMLS
• 2018-11-02 Price Changed $127,900 GAMLS
• 2018-11-01 Relisted — GAMLS
• 2018-09-14 Pending — GAMLS
• 2018-09-07 Price Changed $115,000 GAMLS
• 2018-08-24 Price Changed $119,900 GAMLS
• 2018-08-18 Price Changed $122,900 GAMLS
• 2018-08-01 Listing Removed — GAMLS
• 2018-08-01 Listed $124,900 GAMLS
• 2018-07-29 Price Changed $124,900 GAMLS
• 2018-07-23 Listed $127,900 GAMLS
• 2018-07-23 Listing Removed — GAMLS
• 2018-07-18 Price Changed $127,900 GAMLS
• 2018-07-01 Price Changed $129,900 GAMLS
• 2018-06-26 Price Changed $134,900 GAMLS
• 2018-06-15 Listed $139,000 GAMLS
• 2001-04-30 Sold (Public Records) $105,000 Public Records
• 2000-07-18 Sold (Public Records) $87,000 Public Records
• 1994-01-28 Sold (Public Records) $23,500 Public Records
• 1988-02-06 Sold (Public Records) $48,000 Public Records
• 1980-09-10 Sold (Public Records) $21,500 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,091 · -0.6% YoY. Source: county tax records.